Listed Building Consent (or not!)

[tedney]

Can anyone help please?

 

We moved into in a grade II listed building.

 

The listing describes the windows as "single glazed sliding sash windows in a wooden frame". However, the actual windows in the building are casement windows, top opening and bottom fixed, single glazed in a wooden frame.

 

The frames are rotten and we want to replace. We want to put in what the listing says should be there, i.e. single glazed wooden framed sliding sash windows.

 

Will we need to make an application for listed building consent, or can we argue that we are reinstating, as clearly sash windows were there originally when the building was first listed, and obviously were replaced "by others" before we arrived, and we are therefore are not changing what is recorded as being in place on the building?

 

We just want to get on and replace, before the really bad weather comes!

 

Any comments suggestions would be appreciated.

 

Thanks

 

t

[ssparks2003]

From dealing with our local planing and listings people previously I would suggest that you phone them and have a chat, if you can arrange for them to come out and have a look and chat all the better, The best this with them is to understand their wants and needs from the early outset that way you can manage their expectations and your own. they will have a vision of what the house requires to keep in line with the listing and give you the best advise regarding the process. But i believe that you will need planning permission.

 

I would honestly say that you are optimistic if you think you will be getting new windows fitted and painted this winter, irrespective of the paperwork process I would guess that they will be made to order, learn to wrap up warm in the house.

[tedney]

From dealing with our local planing and listings people previously I would suggest that you phone them and have a chat, if you can arrange for them to come out and have a look and chat all the better, The best this with them is to understand their wants and needs from the early outset that way you can manage their expectations and your own. they will have a vision of what the house requires to keep in line with the listing and give you the best advise regarding the process. But i believe that you will need planning permission.

 

I would honestly say that you are optimistic if you think you will be getting new windows fitted and painted this winter, irrespective of the paperwork process I would guess that they will be made to order, learn to wrap up warm in the house.

 

Thanks ssparks2003

 

Didn't really want to have them visit, as there are other items on the listing which are not in place, and we do not have the funds to reinstate all the other items on the building that are mentioned on the listing!

 

We have explained via email to the building control that we intend to reinstate, and they responded that we would need permissions, but my thought/hope is that as we are reinstating as per the listing, we are not replacing as described in the regs. We think that building control are seeking the fees for the application, when really there are no grounds for an application if we are reinstating?

 

Thanks

t

[hightail]

I don't think you'll get away without listed building consent. You would if you were just replacing the glass because that's a repair but not replacing the whole window, frame and all.

 

If you're worried about them noticing things on the listing which weren't there when you took over the property just tell them you've never seen it. They'll know you haven't been there long enough to have done anything.

[ssparks2003]

General rule of thumb is, if its listed you will need permission.

 

Have you spoken to a window company, they have a lot of experience in taking this through planning so will be able to guide you and the planners through the process.

[king12345]

In my experience if you are replacing something in a listed building like for like, nobody would ever say anything.

Your windows are rotten and not compliant with the listing.

You should have just replaced them with compliant windows.

BC and Planning want you to apply (and pay) for anything, even to replace a door lock if you let them know.

Unfortunately you've already approached them, so you have very little chance to avoid their useless advice and fees.

I have had many arguments with planning and BC regarding non-listed properties and provided damning evidence that they were wrong, but they think they're gods and threaten the landlord and builders alike.

Sticking to our guns and letting them know that court proceedings didn't scare us, made them go away.

Your situation is a bit different because the previous owner has not complied with listing, so you have to keep them sweet.

If you think about it, the previous landlord was able to screw things up without being challenged.

If you don't make yourself a target they won't know that you exist, especially if you don't do anything wrong.

[tedney]

In my experience if you are replacing something in a listed building like for like, nobody would ever say anything.

Your windows are rotten and not compliant with the listing.

You should have just replaced them with compliant windows.

BC and Planning want you to apply (and pay) for anything, even to replace a door lock if you let them know.

Unfortunately you've already approached them, so you have very little chance to avoid their useless advice and fees.

I have had many arguments with planning and BC regarding non-listed properties and provided damning evidence that they were wrong, but they think they're gods and threaten the landlord and builders alike.

Sticking to our guns and letting them know that court proceedings didn't scare us, made them go away.

Your situation is a bit different because the previous owner has not complied with listing, so you have to keep them sweet.

If you think about it, the previous landlord was able to screw things up without being challenged.

If you don't make yourself a target they won't know that you exist, especially if you don't do anything wrong.

Thanks king12345

I did not divulge location or name when asking about permissions, as per previous post #3.

 

I will follow your suggestion, as that is what I originally thought too. Thanks for the response.

Regards

t